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SHLAA Report and Appendices 1 to 4

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SHLAA Report and Appendices 1 to 4 Stockport Council Strategic Housing Land Availability Assessment SHLAA 2017 Using a base date of 1 April 2017 June 2018 Table of Figures Figure 2.1 Net additional dwelling completions 2007 – 2017 4 Figure 3.1 Extract from the PPG showing suggested methodology 7 Figure 3.2 Gross / net developable area assumptions 15 Figure 3.3 Typical lead in times for sites delivering dwellings 16 Figure 3.4 Typical build rates for different sizes of development 16 Figure 3.5 Small sites annual residential completion rates 18 Figure 3.6 Trend line of small sites delivery 19 Figure 4.1 Deliverable, developable and not developable SHLAA sites 22 Figure 4.2 Chart showing sources of houses sites compared to Objectively Assessed Need (OAN) 23 Figure 4.3 Stockport’s housing land supply 25 Contents 1 Introduction .............................................................................................................................. 1 2 Policy background.................................................................................................................... 3 National planning policy and guidance ........................................................................................ 3 Local policy context ..................................................................................................................... 3 Greater Manchester Spatial Framework (GMSF) and emerging policy implications ..................... 5 3 Methodology ............................................................................................................................ 7 Stage 1: Identification of broad location and sites ........................................................................ 8 The broad location of study ...................................................................................................... 8 Identification of sites and involvement of stakeholders ............................................................. 8 Site size ................................................................................................................................... 9 Site surveys ........................................................................................................................... 10 Stage 2: Site assessments/broad location assessment ............................................................. 11 Broad location assessment .................................................................................................... 11 Suitability ............................................................................................................................... 12 Availability .............................................................................................................................. 13 Achievability ........................................................................................................................... 14 Constraint resolution .............................................................................................................. 14 Estimating potential yield ....................................................................................................... 15 Estimating lead in times and completions .............................................................................. 16 Stage 3: Windfall and small sites allowance .............................................................................. 17 Windfall sites .......................................................................................................................... 17 Small sites ............................................................................................................................. 18 Demolitions and losses .......................................................................................................... 19 Stage 4: Assessment review ..................................................................................................... 19 Stage 5: Forming the evidence base ......................................................................................... 20 4 Assessment results ................................................................................................................ 21 Number and nature of sites identified ........................................................................................ 21 Risk assessment ....................................................................................................................... 23 5 Conclusions ........................................................................................................................... 26 Implications for planning policy .................................................................................................. 26 Monitoring and review ............................................................................................................... 26 Contact information ................................................................................................................... 26 Appendix 1: Sites that have been assessed as ‘deliverable’ and ‘developable’ ............................. 27 Appendix 2: Sites that have been assessed as ‘not currently developable’ ................................... 29 Appendix 3: Development trajectory for sites with planning permission ......................................... 41 Appendix 4: Development trajectory for SHLAA Sites ................................................................... 50 Appendix 5: Pro formas for deliverable and developable sites ...................................................... 58 Stockport Strategic Housing Land Availability Assessment 2017 1 Introduction 1.1 This document is Stockport Council’s 2017 Strategic Housing Land Availability Assessment (SHLAA), which has been prepared with a base date of 1st April 2017 using information available during the study period (Autumn 2017). This SHLAA supersedes the previous SHLAA published in 2010, by updating the methodology, assessing new sites and comprehensively reviewing all conclusions previously reached on known sites. 1.2 The key objectives of a SHLAA are: To assess land availability by identifying buildings or areas of land (including previously developed land and greenfield land) that have development potential for housing; To assess the potential level of housing that can be provided on identified land; To identify constraints that might make a particular site unavailable and/or unviable for development; and To assess which sites are likely to be deliverable and which are likely to be developable. 1.3 In line with national Planning Practice Guidance (PPG), the following information is presented within this document: A list of all sites assessed, cross-referenced to their locations on maps; An assessment of each site, in terms of its suitability for development, availability and achievability including viability to determine whether a site is realistically expected to be developed and when; Detail on those sites which are considered to be realistic candidates for development, and the reasons why others have been discounted; The potential type and quantity of development that could be delivered on each site, including a reasonable estimate of build out rates, setting out how any barriers to delivery could be overcome and when; and An indicative trajectory of anticipated development and consideration of associated risks. 1.4 The SHLAA forms evidence for Stockport’s emerging Local Plan and the Greater Manchester Spatial Framework. It will be made available for public consultation and comments will be sought on the assumptions used within the assessment. 1.5 The inclusion of any site in this assessment does not indicate that it will necessarily be allocated or successfully obtain permission for housing. Conversely, the non- inclusion of a site in this study does not necessarily prevent future residential 1 Stockport Strategic Housing Land Availability Assessment 2017 development. Any planning applications will continue to be treated on their individual merits, having regard to the appropriate policies of the Development Plan, and other material planning considerations. 2 Stockport Strategic Housing Land Availability Assessment 2017 2 Policy background National planning policy and guidance 2.1 The National Planning Policy Framework 2012 (NPPF) requires local planning authorities to ensure that their Local Plan is based on adequate, up-to-date and relevant evidence about the economic, social and environmental characteristics and prospects of their area. Paragraph 159 of the NPPF states that authorities should prepare a SHLAA to establish realistic assumptions about the availability, suitability and the likely economic viability of land to meet the identified need for housing over the plan period. This will help illustrate whether the Council is in a position to meet the full, objectively assessed needs (OAN) for market and affordable housing in the housing market area (HMA). 2.2 Planning Practice Guidance (PPG) provides further detail on how a SHLAA should be produced. It states that the assessment should be thorough but proportionate, building where possible on existing information. PPG contains a diagram (reproduced in section 3 of this document) which identifies the key stages of work that should be carried out by the Local Planning Authority. The approach to methodology is set out in section 3 of this report. Local policy context 2.3 The Stockport Core Strategy was adopted in March 2011, requiring a
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